8 Isla Bahia Dr
Fort Lauderdale, FL 33316 · single_family · For Sale · 14 days on market
Asking price$24,500,000
6 beds 9 baths 8,690 sqft
Suggested offer$6,705,247$17,794,753 above the est. market value of $6,705,247.
View on Realtor.com →Listed by Steven Romaniello · COMPASS
Typesingle_family
Built2027
Price / sqft$2819
Est. value (own analysis)$6,705,247
Rent estimate (Zillow ZIP avg)$2,500/mo
HOANone
Wind10/10Extreme$Heat9/10ExtremeFlood5/10major$Air2/10MinorWildfire1/10Minimal
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Statusfor_sale
Listed date2026-08-19
Removed date—
MLSBeachesMLS #B26065953
Coordinates26.10958, -80.11715
Address8 Isla Bahia Dr
CityFort Lauderdale
StateFL
Zip33316
Listing ID6225458335
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33316)
Median sale price$900,000
Median days on market (sale)121
Active sale listings368
Median rent$2,500/mo
Median days on market (rent)34
Active rental listings281
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33316 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $24,500,000 |
| Down payment (20.0%) | $4,900,000 |
| Loan amount | $19,600,000 |
| Closing costs (5.0%) | $1,225,000 |
| Total cash to close | $6,125,000 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,500$30,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,300$27,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $38,792$465,500 |
| Insurance (est. scaled by flood & wind risk) | $28,583$343,000 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $125$1,500 |
| Total operating expenses | $67,500$810,000 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $125$1,500 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 6 | 7 | 4,711 | $32,000 | 2026-04-30 | — | |
| single_family | 6 | 7 | 7,167 | $35,000 | 2026-03-11 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 2520 Laguna Ter | single_family | 6 | 7 | 6,180 | $3,600,000 | 2026-06-26 |
| 1401 S Ocean Dr | single_family | 6 | 4 | 4,536 | $3,500,000 | 2026-05-14 |
| 1524 SE 13th St | single_family | 6 | 7 | — | $3,650,000 | 2026-04-22 |
| 84 Isla Bahia Dr | single_family | 6 | 9 | 11,714 | $34,000,000 | 2026-04-07 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 2542 Lucille Dr | single_family | 6 | 8 | — | $8,850,000 | — |
| 1 Isla Bahia Dr | single_family | 6 | 13 | 14,000 | $35,900,000 | — |
| 23 Isla Bahia Dr | single_family | 6 | 9 | 9,135 | $24,900,000 | — |
| 2519 Lucille Dr | single_family | 6 | 8 | 6,954 | $14,495,000 | — |
| 1117 SE 9th St | single_family | 6 | 4 | 4,487 | $3,699,000 | — |
| 2560 Del Lago Dr | single_family | 6 | 9 | 8,725 | $29,995,000 | — |
| 1965 SE 21st Ave | single_family | 6 | 7 | 5,565 | $6,950,000 | — |
| 1607 SE 14th St | single_family | 6 | 7 | 5,781 | $8,650,000 | — |
10-year hold projection
IRR-14.8%
Equity multiple-1.57x
Total return (10yr)-$12,546,041
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $25,235,000 | -$782,400 | -$2,295,359 | $19,387,492 | $5,847,508 |
| 2 | $25,992,050 | -$801,822 | -$2,314,818 | $19,160,392 | $6,831,658 |
| 3 | $26,771,812 | -$821,725 | -$2,334,760 | $18,917,696 | $7,854,116 |
| 4 | $27,574,966 | -$842,122 | -$2,355,196 | $18,658,334 | $8,916,632 |
| 5 | $28,402,215 | -$863,024 | -$2,376,139 | $18,381,161 | $10,021,054 |
| 6 | $29,254,281 | -$884,445 | -$2,397,600 | $18,084,954 | $11,169,327 |
| 7 | $30,131,910 | -$906,396 | -$2,419,594 | $17,768,407 | $12,363,503 |
| 8 | $31,035,867 | -$928,891 | -$2,442,133 | $17,430,122 | $13,605,745 |
| 9 | $31,966,943 | -$951,944 | -$2,465,230 | $17,068,607 | $14,898,336 |
| 10 | $32,925,951 | -$975,567 | -$2,488,899 | $16,682,266 | $16,243,686 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.